PARTIAL RECIRCULATED DRAFT EIR CENTRAL EL DORADO HILLS SPECIFIC PLAN STATE CLEARINGHOUSE #2013022044
PREPARED
FOR:
El Dorado County Development Services Department, Planning Division 2850 Fairlane Court, Building C Placerville, CA 95667 Contact: Rommel (Mel) Pabalinas Phone: 530.621.5355
PREPARED
BY:
ICF International 630 K Street Suite 400 Sacramento, CA 95814 Contact: Shahira Ashkar Phone: 916.737.3000
April 2016
ICF International. April. Partial Recirculated Draft EIR Central El Dorado Hills Specific Plan. 2016. (ICF 00668.12.) Sacramento, CA. Prepared for County of El Dorado, CA.
Contents List of Tables ......................................................................................................................................... iii List of Figures......................................................................................................................................... iv List of Acronyms and Abbreviations ....................................................................................................... v Chapter 1 Introduction ....................................................................................................................1-1 1.1
Purpose of this Document ....................................................................................................... 1-1 1.1.1
Reason for Recirculation ........................................................................................... 1-1
1.1.2
Project Changes ......................................................................................................... 1-2
1.1.3
Additional Environmental Analysis............................................................................ 1-2
1.2
Organization of the Document and Summary of Changes ...................................................... 1-3
1.3
Public Review Process .............................................................................................................. 1-3 1.3.1
1.4
Limitation on Comments ........................................................................................... 1-4
Use of this Document............................................................................................................... 1-4
Chapter 2 Project Description ..........................................................................................................2-1 2.1
Project Setting.......................................................................................................................... 2-1 2.1.1
Location ..................................................................................................................... 2-2
2.1.2
Existing Conditions and Land Uses ............................................................................ 2-2
2.1.3
Surrounding Land Uses.............................................................................................. 2-4
2.2
Project Objectives .................................................................................................................... 2-5
2.3
Project Overview ...................................................................................................................... 2-6
2.4
2.3.1
Project Entitlements .................................................................................................. 2-7
2.3.2
Proposed Land Use Plan ............................................................................................ 2-8
2.3.3
Project Features ...................................................................................................... 2-10
2.3.4
Project Phasing and Construction ........................................................................... 2-13
Required Approvals ................................................................................................................ 2-13
Chapter 3 Impact Analysis– Greenhouse Gas Emissions .................................................................... 3-1 3.6
Greenhouse Gas Emissions ...................................................................................................... 3-1 3.6.1
Existing Conditions .................................................................................................... 3-1
3.6.2
Environmental Impacts ............................................................................................. 3-7
Chapter 4 Alternatives Analysis .......................................................................................................4-1 4.1
Alternatives Overview .............................................................................................................. 4-1
4.2
Alternatives Development and Screening Criteria................................................................... 4-1 4.2.1
Ability to Meet Project Objectives ............................................................................ 4-2
4.2.2
Impact Avoidance ...................................................................................................... 4-3
4.2.3
Feasibility................................................................................................................... 4-7
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4.3
Alternatives Analysis ................................................................................................................ 4-7 4.3.1
Alternative 1 – No Project ......................................................................................... 4-9
4.3.2
Alternative 2 – Reduced Density ............................................................................. 4-12
4.3.3
Alternative 3 – Reduced Wetland Impact ............................................................... 4-15
4.4
Environmentally Superior Alternative ................................................................................... 4-18
4.5
Alternatives Considered but Dismissed from Further Evaluation in this Draft EIR ............... 4-21 4.5.1
Alternate Location Alternative ................................................................................ 4-22
4.5.2
Equestrian Center Alternative ................................................................................. 4-22
4.5.3
All Parks and Open Space Alternative ..................................................................... 4-22
Chapter 5 Other CEQA Considerations .............................................................................................5-1 5.1
Overview .................................................................................................................................. 5-1
5.2
Cumulative Impacts ................................................................................................................. 5-1 5.2.1
Cumulative Scenario.................................................................................................. 5-2
5.2.2
Analysis of Potential Cumulative Impacts ................................................................. 5-7
5.3
Significant and Unavoidable Impacts ....................................................................................... 5-9
5.4
Significant Irreversible Environmental Changes .................................................................... 5-10
Chapter 7 References Cited .............................................................................................................7-1
Appendices Appendix C Revised Air Quality Model Output (Construction Output/Emissions) Appendix K Water Supply Assessment Appendix L Transportation Impact Analysis
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List of Tables Tables
Page
2-1
Existing Land Use Designations and Zoning ..................................................................... 2-3
2-2
Proposed Land Use Summary .......................................................................................... 2-8
2-3
Proposed Zoning Summary .............................................................................................. 2-9
3.6-1
Lifetimes and Global Warming Potentials of Key Greenhouse Gases ............................. 3-7
3.6-2
Operational GHG Thresholds/ Efficiency Indicator........................................................ 3-15
3.6-3
Estimated Construction GHG Emissions ........................................................................ 3-16
3.6-4
Estimated 2020 Operational GHG Emissions ................................................................ 3-17
3.6-5
Estimated 2035 Operational GHG Emissions ................................................................ 3-18
3.6-6
Estimated 2020 Operational GHG Emissions with Implementation of Quantified Mandatory CEDHSP Policies ....................................................................... 3-20
3.6-7
Estimated 2035 Operational GHG Emissions with Implementation of Quantified Mandatory CEDHSP Policies ....................................................................... 3-21
3.6-8
Estimated 2035 Operational GHG Emissions with Implementation of Mitigation Measure GHG-1 ........................................................................................... 3-23
4-2
Comparison of Environmental Impacts of Alternatives to the Proposed Project ............................................................................................................................ 4-20
5-1
El Dorado County Approved Projects – 2004 County General Plan ................................ 5-3
5-2
Other Projects .................................................................................................................. 5-5
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List of Figures Figures
Follows Page
2-1
Regional Location ............................................................................................................. 2-2
2-2
Project Location ............................................................................................................... 2-2
2-3
Existing Conditions ........................................................................................................... 2-2
2-4a
Proposed Specific Plan Amendments .............................................................................. 2-8
2-4b
Proposed Land Use Designations..................................................................................... 2-8
2-4c
Proposed Zoning ............................................................................................................ 2-10
2-5
Large Lot Tentative Plan Map ........................................................................................ 2-10
2-6
Preliminary Vehicle Circulation Plan .............................................................................. 2-10
2-7
Preliminary Trail Circulation Plan................................................................................... 2-12
2-8a
Preliminary Utility Plan for Serrano Westide Planning Area ......................................... 2-12
2-8b
Preliminary Utility Plan for Pedregal Planning Area ...................................................... 2-12
2-9
Offsite Infrastructure Improvement Areas .................................................................... 2-12
2-10
Park Drive Reconfiguration ............................................................................................ 2-14
4-1
Alternative 1—No Project Alternative ........................................................................... 4-10
4-2
Alternative 2—Reduced Density .................................................................................... 4-14
4-3
Alternative 3—Reduced-Wetland –Impact Alternative ................................................. 4-16
5-1
Locations of Cumulative Projects..................................................................................... 5-6
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List of Acronyms and Abbreviations 2008 Scoping Plan 2014 First Update AB AEP AP APN ARB BAAQMD BAU Beyond 2020
C CAA CALGreen CAP CAPCOA CCAs CCST CDFW CEC CEDHSP CEQA CH4 CL1-PD C-LC CO2 CO2e County County General Plan CPUC CSD dB DEIR du/ac E3 EDCAQMD EDHSP EO EPA Central El Dorado Hills Specific Plan Partial Recirculated Draft EIR
2008 Climate Change Scoping Plan for AB 32 First Update to the Assembly Bill 32 Scoping Plan Assembly Bill Association of Environmental Professionals’ Adopted Plan Assessor’s Parcel Number California Air Resources Board Bay Area Air Quality Management District’s business as usual Beyond 2020: The Challenges of Greenhouse Gas Reduction Planning by Local Governments in California Commercial Clean Air Act California Green Building Standards Code Climate Action Plan California Air Pollution Control Officers Association Community Choice Aggregations California Center for Science and Technology California Department of Fish and Wildlife California Energy Commission Central El Dorado Hills Specific Plan California Environmental Quality Act methane Civic–Limited Commercial-Planned Development Civic-Limited Commercial carbon dioxide carbon dioxide equivalent El Dorado County El Dorado County General Plan California Public Utilities Commission Community Services District decibels draft environmental impact report dwelling units per acre Energy + Environmental Economics El Dorado County Air Quality Management District El Dorado Hills Specific Plan Executive Order U.S. Environmental Protection Agency v
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ESPs
F FAR FED GHG HDR IOUs IPCC kW LCFS Leq LRVSP MFR MPOs MS4 MTP N2O NAT Newhall Ranch
NOP NPDES Order OS OS1-PD Partial Recirculated DEIR PD PEV PRC proposed project PV R1 R1-PD R20-PD R4-PD R2-DC R4-PD RCEM Reduction Guide Regional Water Board RF Central El Dorado Hills Specific Plan Partial Recirculated Draft EIR
energy service providers
Fahrenheit floor area ratio Functional Equivalent Document greenhouse gas High-Density Residential investor-owned utilities Intergovernmental Panel on Climate Change kilowatt Low Carbon Fuel Standard equivalent sound level Lime Rock Valley Specific Plan multifamily residential metropolitan planning organizations Municipal Separate Storm Sewer Systems Metropolitan Transportation Plan nitrous oxide no action taken Center for Biodiversity et al. v. California Department of Fish and Wildlife (S217763) notice of preparation National Pollutant Discharge Elimination System Order No. 2013-0001-DWQ Open Space Open Space-Planned Development partial recirculated draft program environmental impact report Planned Development plug-in electric vehicle Public Resources Code proposed Central El Dorado Hills Specific Plan photovoltaic Single-Family Residential Single-Family Residential-Planned Development Single-Family Residential-Planned Development Single-Family Residential-Planned Development Limited Multifamily Residential-Design Control Single-Family Residential-Planned Development Road Construction Emissions Model Recommended Guidelines for Land Use Emissions Reductions Regional Water Quality Control Board Recreational Facilities vi
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RFH1-PD RHNA RM1-PD RM2-PD RPS RTP SACOG SANDAG SB SCS sf SMAQMD State Water Board SWHS TGPA US 50 USACE USC USFWS VMT VMVSP VP VRH VRL VRM-H VRM-L ZNE ZOU
Central El Dorado Hills Specific Plan Partial Recirculated Draft EIR
Recreational Facility High-Planned Development Regional Housing Needs Allocations CEDHSP zone districts Multifamily Residential-Planned Development CEDHSP zone districts Multifamily Residential-Planned Development Renewables Portfolio Standard regional transportation plan Sacramento Area Council of Governments San Diego Association of Governments Senate Bill sustainable communities strategy square feet Sacramento Metropolitan Air Quality Management District State Water Resources Control Board solar water heating system targeted amendments to certain County General Plan policies and land use designations U.S. Highway 50 U.S. Army Corps of Engineers United States Code U.S. Fish and Wildlife Service vehicle miles traveled Village of Marble Valley Specific Plan Village Park Village Residential – High Village Residential - Low Village Residential Medium – High Village Residential Medium – Low zero net energy zoning ordinance update
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Chapter 1
Introduction 1.1
Purpose of this Document
Section 15088.5 of the California Environmental Quality Act (CEQA) Guidelines provides that all or a portion of a draft environmental impact report (DEIR) shall be recirculated for public review and comment when there is a new or more severe significant impact not analyzed in the DEIR. “Recirculation” simply means that the public is provided an opportunity to comment on the new or revised sections of the DEIR. Recirculation is not required unless significant new information is being added to the DEIR. Recirculation is not required where the new information merely clarifies or amplifies or makes insignificant modifications to the DEIR.
This document is the Partial Recirculated DEIR for the Central El Dorado Hills Specific Plan (CEDHSP) (proposed project). As authorized under Section 15088.5(c), the revisions to the DEIR are limited to portions of the DEIR and therefore, only those portions are included in the Partial Recirculated DEIR. For that reason, the Partial Recirculated DEIR includes only those chapters in which changes are being made. In addition, none of the figures in the DEIR have been changed; therefore, figures are not included in the Partial Recirculated DEIR.
1.1.1
Reason for Recirculation
The CEDHSP DEIR (SCH #2013022044) has been partially revised to reflect the direction of the California Supreme Court regarding methods of evaluating greenhouse gas (GHG) emissions. El Dorado County (County) released the CEDHSP DEIR for a 60-day public review period on November 20, 2015 (ICF International 2015). In response to requests from the public, the County subsequently extended the review period for another 30 days, with the review period ending February 19, 2016. The CEDHSP DEIR is available at http://www.edcgov.us/Government/LongRangePlanning/ProposedSpecificPlans/Proposed_Specifi c_Plans.aspx.
After the CEDHSP DEIR was released for public review, the California Supreme Court decided Center for Biodiversity et al. v. California Department of Fish and Wildlife (62 Cal. 4th 204 [http://www.courts.ca.gov/opinions/documents/S217763.PDF]) (hereafter Newhall Ranch) on November 30, 2015, addressing the issue of how GHG analysis is to be conducted. In its decision, the Court invalidated the Newhall Ranch EIR in part because the GHG analysis incorrectly applied the “business as usual” (BAU) 1 threshold. Although the decision confirmed use of BAU and consistency with Assembly Bill (AB) 32 as a valid significance threshold under CEQA, the Court found that the Newhall Ranch EIR lacked substantial evidence in demonstrating that the Newhall Ranch project’s reduction of 31% below project BAU is consistent with the AB 32 statewide goal of 29% below statewide BAU. The Court held that applying statewide BAU targets that were developed for the entire state (which consider both existing and new development) to a project‐level analysis without 1 BAU
refers to an emissions inventory, typically a future year forecast, that does not assume implementation of any federal, state, or local measures designed to reduce GHG emissions.
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Introduction
any adjustments to isolate new development emissions or consider unique geographic conditions is misleading and not consistent with the AB 32 Scoping Plan’s original design.
The Court also opined in a footnote to its decision that use of AB 32 consistency and BAU thresholds as significance criteria are valid for 2020, but post‐2020 an agency needs to “consider the project’s effects on meeting longer term emissions reduction targets.” The topic of whether a GHG emissions analysis must conform to the 2050 reduction target (80% of 1990 emissions by 2050) expressed in Governor Schwarzenegger’s Executive Order (EO) S‐03‐05 is currently before the California Supreme Court in the Cleveland National Forest Foundation v. San Diego Association of Governments (hereafter SANDAG) case.
1.1.2
Project Changes
No changes to the CEDHSP project are proposed. The changes to the DEIR contained in this Partial Recirculated DEIR are limited to revising the GHG emissions impact analysis in light of the Newhall Ranch decision.
1.1.3
Additional Environmental Analysis
1.1.3.1
Greenhouse Gas
The CEDHSP DEIR analyzed operational GHG emissions impacts based on a no action taken (NAT) or BAU threshold, which was based on the statewide AB 32 goals, as adopted by the Sacramento Metropolitan Air Quality Management District (SMAQMD) and recommended by the El Dorado County Air Quality Management District (EDCAQMD) staff. To address any potential deficiency in light of the Court’s holding in the Newhall Ranch decision, this Partial Recirculated DEIR presents a revised GHG analysis for 2020 using a combination of bright-line and efficiency-based thresholds. 2 Given the recent legislative attention and judicial action regarding post-2020 goals and the scientific evidence that additional GHG reductions are needed through 2050 to stabilize carbon dioxide (CO2) concentrations, this document also analyzes full build (2035) 3 GHG impacts in terms of whether the proposed project would impede progress toward meeting the reduction targets identified in EO B30-15 (setting a state agency goal of GHG reduction of 40% below 1990 levels by 2030) and EO S03-05 (setting a state agency goal of GHG reduction of 80% below 1990 levels by 2050). This Partial Recirculated DEIR presents this analysis in a new section intended to entirely replace Chapter 3.6, Greenhouse Gas Emissions, which was in the CEDHSP DEIR circulated in November 2015. Additionally, this Partial Recirculated DEIR makes revisions to Chapter 4, Alternatives Analysis, and Chapter 5, Other CEQA Considerations, which included information pertaining to GHGs All changes to Chapters 4 and 5 concerning the GHG analysis since the DEIR was published are shown in underline (new text) and strikeout (deleted text) format.
2A
bright-line threshold establishes a numeric GHG emissions limit (e.g., 1,100 metric tons carbon dioxide equivalent [CO2e]) based on a regional gap analysis that is tied to the AB 32 statewide GHG reduction goal. An efficiency-based threshold establishes the rate of emission reductions a project must achieve on a per service population basis to achieve its fair share of California’s GHG emissions reduction target established under AB 32. 3 For purposes of the environmental analysis, the proposed project is assumed to be fully constructed and occupied by 2035. However, as noted in Section 2.3.4 in the project description, buildout of the project would ultimately be dictated by housing market conditions. Central El Dorado Hills Specific Plan Partial Recirculated Draft EIR
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1.2
Introduction
Organization of the Document and Summary of Changes
The Partial Recirculated DEIR includes the following sections:
Chapter 1. Introduction. This chapter discusses the purpose of this Partial Recirculated DEIR, summarizes the revisions being made to the CEDHSP DEIR, the public review process, and use of this document. Chapter 2, Project Description. This contains the Project Description from the CEDHSP DEIR with no revisions. This information is provided to assist in the review of the Partial Recirculated DEIR. New Chapter 3.6, Greenhouse Gas Emissions. This new section replaces the previous Section 3.6 in its entirety and contains the analysis and discussion of GHG emissions using a combination of a bright-line threshold and efficiency metric per service population to determine the significance of GHG emissions in 2020 and at full build (2035).
Revised Chapter 4, Alternatives Analysis. This chapter includes a revised discussion of GHG impacts for each of the alternatives. No new alternatives are included and discussions of other resources under Section 4.3, Alternatives Analysis, are not revised. Proposed additions are shown in underline; any deletions are shown in strikeout. The subsections under Section 4.3 that are unchanged are identified by the bracketed phrase: [No changes from November 2015 Draft EIR.].
Revised Chapter 5, Other CEQA Considerations. This contains excerpts from the DEIR’s Other CEQA Considerations chapter containing revised discussions of cumulative GHG emissions impacts. Proposed additions are shown in underline; any deletions are shown in strikeout. The remainder of the chapter is unchanged and its text is not included here. The subsections under Section 5.2.2 that are unchanged are identified by the bracketed phrase: [No changes from November 2015 Draft EIR.].
Revised Chapter 7, References. This includes new references cited in the Partial Recirculated DEIR that are not included in Chapter 7, References, of the DEIR.
1.3
Appendices. Three appendices are provided. Appendix C provides revised GHG model outputs and calculations and replaces the previous Appendix C. Appendices K and L contain no revisions, but are referred to in text and provided for reference.
Public Review Process
The Partial Recirculated DEIR will be available for a 45-day public review period, from April 22, 2016 through June 6, 2016. The Partial Recirculated DEIR was circulated to state agencies for review through the State Clearinghouse of the Governor’s Office of Planning and Research. Copies of the Partial Recirculated DEIR are available for public review on the County’s website (http://www.edcgov.us/LongRangePlanning/ProposedSpecificPlans/ Proposed_Specific_Plans.aspx); at the El Dorado Hills Library, 7455 Silva Valley Parkway, El Dorado Central El Dorado Hills Specific Plan Partial Recirculated Draft EIR
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Introduction
Hills; the Placerville Library, 345 Fair Lane, Placerville; and during normal business hours at the public counter at the Community Development Agency, 2850 Fairlane Court, Building C, Placerville. Written comments can be submitted by mail to:
Mr. Rommel (Mel) Pabalinas El Dorado County Community Development Agency–Long Range Planning Division 2850 Fairlane Court, Building C Placerville, CA 95667
Written comments can be submitted by email to:
[email protected].
1.3.1
Limitation on Comments
State CEQA Guidelines Section 15088.5(f)(2) states that:
When the EIR is revised only in part and the lead agency is recirculating only the revised chapters or portions of the EIR, the lead agency may request that reviewers limit their comments to the revised chapters or portions of the recirculated EIR. The lead agency need only respond to (i) comments received during the initial circulation period that relate to chapters or portions of the document that were not revised and recirculated, and (ii) comments received during the recirculation period that relate to the chapters or portions of the earlier EIR that were revised and recirculated. The lead agency’s request that reviewers limit the scope of their comments shall be included either within the text of the revised EIR or by an attachment to the revised EIR.
In keeping with this provision, El Dorado County requests that commenters limit their written comments to the revisions and new material presented in the Partial Recirculated DEIR, which consists of Chapter 3.6, Greenhouse Gas Emissions, Chapter 4.0, Alternatives Analysis, Chapter 5.0, Other CEQA Considerations, and Chapter 7.0, Reference Cited. The Final EIR will include written responses to the comments submitted on the portions of the previously circulated DEIR that have not been recirculated, as well as the comments received on the Partial Recirculated DEIR.
1.4
Use of this Document
The Partial Recirculated DEIR will be combined with the previously circulated DEIR as part of the Final EIR. The Final EIR will also include the comments received on the un-recirculated portions of the DEIR and the Partial Recirculated DEIR, along with written responses to those comments. Chapter 3.6, Greenhouse Gas Emissions, of the Partial Recirculated DEIR will replace the corresponding chapter in the DEIR in total. The Board of Supervisors will certify the Final EIR prior to completing its deliberations on the project. If it approves the project, then the Board will adopt the findings, statement of overriding considerations, and mitigation monitoring and reporting program that are required by CEQA.
The Partial Recirculated DEIR is not the Final EIR. The Final EIR will include other revisions and clarifications in response to the comments received on the DEIR and the Partial Recirculated DEIR, or as needed to otherwise clarify the Final EIR.
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Chapter 2
Project Description This chapter is provided for information purposes only to assist the reader in understanding the revised greenhouse gas (GHG) analysis; no changes have been made. The proposed Central El Dorado Hills Specific Plan (CEDHSP) (proposed project), features a variety of residential types supported by civic–limited commercial and recreational uses accessible to the public. The proposed project would be developed in multiple phases with full build-out anticipated in 2025 or later. This chapter describes the project setting and project objectives; provides an overview of the proposed project entitlements, land use plan, and project features; and identifies the approvals required to implement the proposed project.
A specific plan is defined as a tool for the systematic implementation of the general plan. It establishes a link between implementing policies of the general plan and the individual development proposals in a defined area. The CEDHSP includes goals, objectives, policies, development standards, and design guidelines that will help guide the development and build-out of the plan area. 4
The Central El Dorado Hills Specific Plan Public Review Draft is available on the County’s website http://www.edcgov.us/Government/LongRangePlanning/ProposedSpecificPlans/Proposed_Specifi c_Plans.aspx, at the El Dorado County library in El Dorado Hills, and at the public counter at the Community Development Agency, 2850 Fairlane Court, Building C, Placerville. The CEDSHP provides the basis for the County’s consideration of all subsequent discretionary and ministerial project approvals and entitlements in the proposed project area. The CEDHSP, in conjunction with the elements of the County Code and other relevant requirements, will govern the design of the CEDHSP’s subdivisions, including the size of lots and types of improvements that will be required as conditions of approval. To move forward with a particular CEDHSP project, the County will require full compliance with the CEDHSP policies and development standards; the EIR mitigation measures; applicable chapters of the County Code; and other County standards, policies, and regulations. Processing of individual development applications will be subject to review and approval by the County.
2.1
Project Setting
The proposed project site is in El Dorado Hills, California, an unincorporated area of El Dorado County (County) that is approximately 29 miles northeast of downtown Sacramento and 17 miles west of Placerville and considered part of the larger Sacramento Metropolitan Area. El Dorado Hills consists of a number of smaller community developments and has a mix of low-density, large residential lots; high-density, multifamily residential housing; open space; and commercial and retail uses. Figure 2-1 shows the regional location of the proposed project. 4 The Central El Dorado Hills Specific Plan Public Review Draft is available on the County’s website http://www.edcgov.us/LongRangePlanning/ProposedSpecificPlans/Proposed_Specific_Plans.aspx, at the El Dorado County library in El Dorado Hills, and at the public counter at the Community Development Agency, 2850 Fairlane Court, Building C, Placerville.
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2.1.1
Project Description
Location
Generally, land uses within the El Dorado Hills community are governed by different specific plans such as the Promontory Specific Plan, the Valley View Specific Plan, or the El Dorado Hills Specific Plan (EDHSP). The proposed project site covers 341 acres within and immediately adjacent to the EDHSP area, north of U.S. Highway 50 (US 50), south of Green Valley Road and Folsom Lake, east of El Dorado Hills Boulevard and the Sacramento–El Dorado County line, and west of Bass Lake Road (El Dorado County Community Development Department 1987:Figure 3). The proposed project includes two planning areas (Figure 2-2). The proposed Serrano Westside planning area is east of the El Dorado Hills Boulevard and Serrano Parkway intersection. The proposed Pedregal planning area is west of El Dorado Hills Boulevard between Wilson Boulevard and Olson Lane, adjacent to the Ridgeview subdivision.
The proposed project also includes rezoning Serrano Village D-1, Lots C and D, which are part of the approved EDHSP area, to Open Space, thereby relocating 135 planned housing units (EDHSP-vested density at Serrano Village D-1, Lots C and D; File numbers TM08-1483 and TM 08-1484) from the EDHSP area to the Serrano Westside planning area. The existing Lots C and D of Village D-1 are immediately east of, and adjacent to, the Serrano Westside planning area. All of Lot C and all of Lot D, which are currently part of the EDHSP area, would become part of the Serrano Westside planning area.
2.1.2
Existing Conditions and Land Uses
The two planning areas are primarily undeveloped with differing existing uses, elevations, and vegetation. The Serrano Westside planning area comprises 141.67 acres within the EDHSP. The remaining portion of the Serrano Westside planning area and the Pedregal planning area are outside of the EDHSP. However, both planning areas lie within the established Community Region of El Dorado Hills, which is an El Dorado County General Plan (2004) (County General Plan) designation that denotes the geographic areas in the county with suitable infrastructure and the ability to support higher-intensity land uses. Table 2-1 summarizes the Assessor’s Parcel Number (APN), land uses, and zoning. A description of the existing land uses and zoning designations of each planning area is provided below. Figure 2-3 identifies the existing conditions in the vicinity of the Serrano Westside and Pedregal planning areas.
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Marysville
Lake Tahoe
El Dorado Hills Sacramento
Yuba City
Marysville Olivehurst
NEVADA COUNTY
YUBA COUNTY
SUTTER COUNTY
Stockton
49 San Francisco
San Jose
CALIFORNIA
65
PLACER COUNTY
Lincoln
Coloma
EL DORADO COUNTY
99
Roseville
Placerville
50 80
Woodland
YOLO COUNTY
Davis
Folsom
Sacramento
El Dorado Hills Cameron Park
Project Location
West Sacramento 16 SACRAMENTO COUNTY
SOLANO COUNTY
99
Graphics … 00668.12 CEDH (01-13) SS
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12
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88
4
8
12
Miles
26
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Central El Dorado Hills Specific Plan: C Pedregal Planning Area
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Graphics … 00668.12 El Dorado Co - Central El Dorado Hills\EIR (01-14-2012) SS
Wils o n Blvd.
Central El Dorado Hills Specific Plan: Serrano Westside Planning Area
1 Mile
Fig ure 2 - 2 P ro j ect L o catio n
OAK RI DG E HI G H SC HOOL
SI LVA VALLE Y E LE M E N T ARY SC HOOL
BE RO LAT RO AD
Graphics\ 00668.12 El Dorado Co - Central El Dorado Hills\EIR (02-25-2014) SS
E L DORADO HI LLS FI RE ST AT I ON # 85
Fig ure 2 - 3 E x isting C o nditio ns
El Dorado County
Project Description
Table 2-1. Existing Land Use Designations and Zoning Assessor’s Parcel No.
Serrano Westside Planning Area 121-160-05 121-040-20 121-040-29 121-040-31 121-120-24 (portion) Subtotal
Pedregal Planning Area 120-050-01 120-050-05 Subtotal
Area (acres) 98 64 15 57 5
239
69 6 27
OS & C AP AP AP AP HDR MFR HDR
102
Total
Land Use
341
General Plan Land Use OS = Open Space. C = Commercial. AP = Adopted Plan. HDR = High-Density Residential. MFR = Multifamily Residential. Zoning RF = Recreational Facilities. R1-PD = Single-Family Residential-Planned Development. OS = Open Space. R1 = Single-Family Residential. R2-DC = Limited Multifamily Residential-Design Control. PD = Planned Development Combining Zone. DC = Design Control Overlay Zone.
2.1.2.1
Zoning RF R1-PD R1-PD OS OS R1 R2-DC R1
Max No. Units 0 65 70 0 0
135 345 144 135 624
759
Serrano Westside Planning Area
The Serrano Westside planning area is 239 acres, consisting of the former El Dorado Hills Executive Golf Course, (approximately 30%) and oak savannah and annual grasslands (the remaining 70%). The elevation ranges from approximately 600 to 1,020 feet above mean sea level. The majority of the former golf course is not actively mowed or irrigated; however, small portions around the driving range and 18th green are currently mowed and irrigated. The former fairways, tees, and greens are made up of Bermuda grass and bluegrass. Introduced tree species are scattered throughout the golf course and include valley oak, blue oak, olive, willows, and cottonwoods. This area includes the following APNs: 121-160-05; 121-040-20, -29, and -31; and a portion of 121-12024. The land use designations, as identified by the County General Plan, are Open Space (OS), Commercial (C), and Adopted Plan (AP) associated with the EDHSP. The OS land use designation can be used to designate public lands under governmental title (e.g., County, State Parks), where no development other than that specifically needed for government-related open spaces is desired. It may also be used on private lands to maintain natural features within clustered development where a general plan amendment is processed. The C land use designation provides a full range of Central El Dorado Hills Specific Plan Partial Recirculated Draft EIR
2-3
April 2016
ICF 00668.12
El Dorado County
Project Description
commercial retail, office, and service uses to the residents, businesses, and visitors of El Dorado County. Mixed-use development of commercial lands within Community Regions and Rural Centers, which each combine commercial and residential uses, can be permitted. The AP land use designation recognizes areas for which specific land use plans have been prepared and adopted (i.e., EDHSP). These plans are accepted and incorporated by this reference, and the respective land use map associated with each such plan is adopted as the general plan map for the area. The existing zoning of the Serrano Westside planning area is Recreational Facilities (RF), Single-Family ResidentialPlanned Development (R1-PD), and OS.
Village D-1, Lots C and D
Lots C and D of Serrano Village D-1 consist of undeveloped vacant land with a diverse mix of native (e.g., oak trees) and nonnative vegetation (e.g., grasses). Lot C is approximately 64 acres with the residential area consisting of approximately 32 acres and Lot D is approximately 17 acres. Lot C APNs include 121-040-20 and -31, and Lot D includes APNs 121-040-29, -31, and -20. Currently, the zoning of Lots C and D is R1-PD. The applicant submitted tentative subdivision map applications to the County in November 2008 (TM 08-1483 and TM 08-1484), and the County deemed them complete for processing on December 1, 2008. Approximately 5.7 acres of Lots C and D are zoned OS and are within the EDHSP area, but entitled for residential development.
2.1.2.2
Pedregal Planning Area
The Pedregal planning area consists of oak savannah on steep terrain ranging in elevation from approximately 740 to 1,060 feet above mean sea level. The area is approximately 102 acres. Tree species onsite include blue oak, interior live oak, California buckeye, and gray pine. This area includes APNs 120-050-01 and -05. The land use designations, as identified by the County General Plan, are High-Density Residential (HDR) and Multifamily Residential (MFR). The HDR land use designation identifies those areas suitable for intensive single-family residential development at densities from one to five dwelling units per acre (du/ac). Allowable residential structure types include single-family attached. The MFR land use designation identifies those areas suitable for highdensity, multifamily structures such as apartments or condominiums, single-family attached dwelling units, and multiplexes. Mobile home parks, as well as existing and proposed manufactured home parks, are also permitted. The existing zoning of this area is Single-Family Residential (R1) and Limited Multifamily Residential-Design Control (R2-DC).
2.1.3
Surrounding Land Uses
The Serrano Westside planning area is adjacent to existing office and retail uses to the south and west (Raley’s and La Borgata), and existing residential uses to the east (the Serrano Community) (Figure 2-3). The proposed Serrano Westside development would surround the El Dorado Hills Fire Station (on Wilson Boulevard off of El Dorado Hills Boulevard) to the north, east, and south. To the north and northeast are undeveloped land, an archery range, and two schools (Oak Ridge High School and Silva Valley Elementary School). The Serrano Westside planning area is immediately north of US 50 and less than 2 miles south of Folsom Lake. The Pedregal planning area is immediately adjacent to high-density residential uses (the existing Ridgeview neighborhood) to the west and three existing multifamily projects (the Copper Hill Apartments, Sterling Ranch Apartments, and El Dorado Village Apartments) along El Dorado Hills
Central El Dorado Hills Specific Plan Partial Recirculated Draft EIR
2-4
April 2016
ICF 00668.12
El Dorado County
Project Description
Boulevard to the east (Figure 2-3). Pedregal is less than 1 mile north of US 50 and less than 2 miles south of Folsom Lake.
2.2
Project Objectives
El Dorado County’s (County’s) primary objective for the proposed project is to create development patterns that make the most efficient and feasible use of existing infrastructure and public services while promoting a sense of community as envisioned by the County General Plan. There are an additional 15 objectives of the proposed project, as follows.
Fulfill regional land use objectives by achieving Metropolitan Transportation Plan/Sustainable Communities Strategy (MTP/SCS) Consistency. Establish new development that fulfills regional land use objectives by directing growth to the established community of El Dorado Hills and achieving consistency with The Sacramento Area Council of Governments’ (SACOG’s) adopted 2035 MTP/SCS. Curtail suburban sprawl. Curtail suburban sprawl (County General Plan Goal 2.1) by utilizing undeveloped infill sites and promoting mixed-use development patterns to accommodate the County’s future population growth and support economic expansion.
Assist in meeting future Regional Housing Needs Allocations (RHNA) needs. Assist in meeting the County’s RHNA for the 2022–2030 Housing Element Update by introducing new lands zoned multifamily. Broaden the housing stock in El Dorado Hills. Maximize opportunities for higher-density housing as an alternative to single-family detached dwellings. Offer land uses to accommodate various lot sizes, densities, and product types to satisfy the market demands of existing and future household types, sizes, and income levels (County General Plan Goal HO-1), including the senior population (County General Plan Goal HO-4). Provide a strong community identity and quality built environment. Establish a community setting with an identifiable character and a visually attractive design theme that is compatible with the surrounding area and contributes to the quality of life and economic health (County General Plan Goal 2.4). Carefully plan and incorporate visual elements that enhance and promote a sense of community (County General Plan Goal 2.5) and provide quality residential environments for all income levels (County General Plan Goal HO-2). Utilize existing infrastructure and public services. Promote compact land use patterns in Community Regions to maximize existing public services, such as water, wastewater, parks, schools, solid waste, fire protection, law enforcement, and libraries, thus accommodating new growth in an efficient manner (County General Plan Goal 5.1). Improve connectivity of the regional roadway network. Provide an opportunity for the County to expand its regional roadway network and improve parallel capacity to US 50.
Encourage future transit opportunities. Locate development in the El Dorado Hills Community Region within walking distance of El Dorado Hills Boulevard to improve the feasibility of future transit services, thus reducing traffic congestion and offer alternative transportation choices to a range of users (County General Plan Goal TC-2).
Central El Dorado Hills Specific Plan Partial Recirculated Draft EIR
2-5
April 2016
ICF 00668.12
El Dorado County
2.3
Project Description
Create a new non-motorized transportation system. Create a new non-motorized transportation system (County General Plan Goal TC-4) linking new development to existing retail services. Incorporate Class I bike paths, “complete streets” with Class II bike lanes, and sidewalks in new development to promote alternative transportation modes and reduce vehicle miles traveled. Improve north-south pedestrian and bicycle connectivity. Reduce barriers to pedestrians created by US 50 and improve access between the north and south sides of the freeway and improve pedestrian and bicycle safety.
Provide opportunities for recreational facilities in El Dorado Hills. Provide recreational facilities for the health and welfare of residents and visitors (County General Plan Goal 9.1), thus promoting opportunities to capitalize on recreational uses through tourism and recreationalbased businesses and industries (County General Plan Goal 9.3). Maintain characteristics of natural landscape. Maintain natural landscape features, including ridgelines (County General Plan Goal 2.3), conserve existing natural resources for ecological value (County General Plan Goal 7.4), and conserve open space to provide for the enjoyment of scenic beauty (County General Plan Goal 7.6). Minimize impacts on oak woodlands. Minimize impacts on the oak woodlands by directing new development to areas with minimal or little oak canopy.
Protect important cultural resources. Protect the County’s important cultural resources (County General Plan Goal 7.5), including significant pre-historic and Native American resources and unique historical features of the County’s Gold Rush history.
Foster sustainable communities. Foster sustainable communities (County General Plan Goal 2.1) by utilizing sustainable design practices to reduce greenhouse gas emissions, and increase the efficiency of energy and water use in new development (County General Plan Goal HO-5).
Project Overview
The proposed project would provide for development of up to 1,000 dwelling units, 11 acres of civic–limited commercial use (50,000 square feet of commercial use), 15 acres of community active park, a 1-acre neighborhood park, and 169 acres of open space (168 acres of natural open space and a 1-acre neighborhood park) in the center of the El Dorado Hills community. As mentioned in Section 2.1.2, Existing Conditions and Land Uses, the proposed project consists of two planning areas.
The Serrano Westside planning area would complement the existing Serrano development with gated residential neighborhoods and would include civic or commercial and community park development. The Pedregal planning area would have residential neighborhoods, which may or may not be gated.
Central El Dorado Hills Specific Plan Partial Recirculated Draft EIR
2-6
April 2016
ICF 00668.12
El Dorado County
2.3.1
Project Description
Project Entitlements
The proposed project includes an amendment to the existing EDHSP to transfer the density from Serrano Village D-1, Lots C and D to the Serrano Westside planning area, and to reduce the density and development of the Pedregal planning area as currently provided for in the County General Plan. Specifically, the entitlements that would be required to implement the CEDHSP include: amendments to the EDHSP and County General Plan, adoption and implementation of the CEDHSP, and rezoning. These entitlements are requested under application SP12-0002. A separate application for a Development Agreement for the proposed project is filed under application DA140003. Applications have also been filed for a General Plan Amendment (A14-0003), a Rezone (Z140005), Planned Development (PD 14-0004), and a Large Lot Tentative Subdivision Map (TM141516).
2.3.1.1
El Dorado County General Plan Amendments
The proposed project would include the following general plan amendments.
Amend the County General Plan Land Use Map designation of subject lands within CEDHSP from HDR (1–5 du/ac), MFR (5–24 du/ac), C, OS, and AP-EDHSP to AP-CEDHSP and CEDHSP land use designations Village Residential – Low (VRL) (" 7:I %J&A**&-"#$%&+$>%/&RM**&#>G$&L)-)E%$G$)($&R>"$%L&>00$0&-)&>&/$.>%>"$& *M)$J&A&:I&2-)/$%G>"M-)&0$2%$>/$&-22(%/&Q+&43:6J 4J&&LA01(/"$0&B,?&C>)0&?/$L&%$S*$2"/&2#>)P$/&"-&"#$&433@&B,?&>/&0$"$%=M)$0&Q+&TUC/&/(Q=M""$0&"-&VUWJ&&K#M/&G>*($&>*/-&0-$/&D!K&M)2*(0$&"#$& -"#$%&.%-.-/$0&.%-1$2"/&2(%%$)"*+&()0$%P-M)P&'-()"+&'VXA&%$GM$RJ
3.6 TOTAL ESTIMATED DEMAND The other existing and planned future water demands described in this section represent the total demands anticipated in addition to the water demands of the Proposed Project. Combining the estimated Proposed Project water demands of 450 acre-feet annually (see Table 2-3) with the estimated Existing and Planned Future water demands of approximately 66,850 acre-feet annually (see Table 3-1), a total estimated demand for EID water supplies by 2035 is determined. Estimated existing and planned future water demands, inclusive of non-revenue water needs, for each 5-year increment to 2035 are presented in Table 3-2. The estimated demand for EID Water supplies is 67,295 acre-feet annually. Table 3-2 – Total Estimated Water Demands
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